I had intended to instruct a property lawyer in Llandough for our house purchase. Our broker has since notified us that our mortgage lenders Accord Mortgages Ltd won't deal with them. Why is this not regarded as unduly restrictive?

A decade ago most lenders had a different appetite for risk. Almost all Llandough conveyancing firms would have been on many mortgage company panels. The FSA in 2010 carried out a thematic investigation into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more data from law firms regarding their operations and the individuals who work for them and set certain criteria such a completing on a minimum amount of transactions. Many Llandough conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Llandough is one of the hundreds of areas where the lawyers showing on our search results are are approved Accord Mortgages Ltd.

I am planning to move property in October. Does my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you recommend a removal company in Llandough. Conveyancing firm was chosen prior to coming across this site.

On the afternoon of completion you will need to collect the keys from the estate agent however this can only happen when the previous owners conveyancers confirm to the agent that the monies to complete are in and the keys can be given over. After that you can advise the removal company that they can start moving you in. We are not in a position to suggest a specific removal organisation but can help you choose a residential property solicitor in Llandough or a legal practice that specialises in conveyancing in Llandough.

When it comes to lenders such as RBS, do Llandough solicitors have to pay an annual charge to be on the list of approved solicitors?

We are unaware of any lender fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

My husband and I have organised a further advance on our mortgage from Yorkshire BS as we wish to carry out renovations to our house in Llandough. Do we need to appoint a bricks and mortar Llandough solicitor on the Yorkshire BS conveyancing panel to deal with the paperwork?

Yorkshire BS would not normally instruct a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS list.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Llandough is the location of the property. Can you shed any light on this issue?

Flying freeholds in Llandough are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llandough you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llandough may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

My business partner and I are hoping to take an assignment of a lease of an office on the high street. Can you recommend conveyancers offering no-move-no fees for non-domestic conveyancing in Llandough for under £2000?

We can recommend firms who have an in-depth of experience of commercial conveyancing in Llandough, including the sale and purchase of businesses as well as simply premises. If you are intending to acquire or dispose of a shop, pub, restaurant, office, retail premises or a complete business we can find you the right lawyer. Regarding the charges these will vary based on the structure and heads of terms of the deal. Please provide us with your details or phone so as to enable us to furnish you with comprehensive commercial conveyancing quote.

We are midway through purchasing a residence in Llandough. Conveyancing solicitor has phoned to say the title is "Leasehold". Should this make a difference on our lender’s valuation?

Llandough conveyancing does not normally involve leasehold houses. The key factor here is the remaining lease term and the ground rent. If it's 999 years with a peppercorn rent, it's virtually freehold, so it shouldn't impact the marketability too much.

At the other extreme, if it's, say, Sixty years it will have a material effect on the value, and probably wouldn't be mortgageable. The remaining lease term and ground rent will be specified in the lease which should be made available to your solicitor.